3901-3903 Bewick St · Detroit, MI 48214

$69,500

4 bd · 2.0 ba · 2,160 sqft · Townhouse public records · 108 Days on market

Built 1916 3,485 sqft lot $32/sqft · 20% above area Est $60k · 15% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at this 2-family house boasting two units, each offering 2 beds and 1 bath. Transform this space with your personal touch through desired updates. The exterior requires attention, calling for a fresh coat of paint and new siding to revitalize its crub appeal. This property presents a promising opportunity for the savvy investor or homeowner seeking dual living spaces. Benefitting from a fenced-in yard, this proprty offers a secure and private outdoor space, perfect for various activities. Embrace the potential of this residence, offering ample possibilities for customization and improvement. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Same money contact agent for showing.

Key facts

• Fresh coat of paint
• New siding
• Two units

Tags

• FENCED-IN YARD
• TWO UNITS
• FRESH COAT OF PAINT
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 298 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,610/mo this rent would consume 58% of the median local household income ($34k/yr) (locally 1364% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $70k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.32% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.97%
• DSCR: 2.96
• GRM: 3.6

CMA / ARV

• ARV (median comp): $60,403
• List price: $69,500
• Delta: 15.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.76×
• Total profit: $34,225
• Equity at exit: $10,363

10-year hold

• IRR: 47.2%
• Equity multiple: 5.55×
• Total profit: $88,577
• Equity at exit: $6,009

Cash invested: $19,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48214

• Active inventory: 298
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $713

Break-even live

Break-even rent $708

Max offer price $69,500

Occupancy floor 51%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4510 Harding St Detroit, MI	3.0	1.0	2394	$1,500	$0.63	17d	1	0.34mi

Listing history 40 events

1. 2026-06-18
   days on market $69,500 Active 108 DOM
2. 2026-06-17
   days on market $69,500 Active 107 DOM
3. 2026-06-15
   days on market $69,500 Active 105 DOM
4. 2026-06-13
   days on market $69,500 Active 103 DOM
5. 2026-06-13
   days on market $69,500 Active 102 DOM
6. 2026-06-09
   days on market $69,500 Active 99 DOM
7. 2026-06-08
   days on market $69,500 Active 98 DOM
8. 2026-06-07
   days on market $69,500 Active 97 DOM
9. 2026-06-04
   status $69,500 Active 94 DOM
10. 2026-05-31
    status $69,500 Pending 94 DOM
11. 2026-05-31
    days on market $69,500 Active 94 DOM
12. 2026-04-23
    price $69,500 796-char remark

    Show marketing remark (796 chars)

    Opportunity awaits at this 2-family house boasting two units, each offering 2 beds and 1 bath. Transform this space with your personal touch through desired updates. The exterior requires attention, calling for a fresh coat of paint and new siding to revitalize its crub appeal. This property presents a promising opportunity for the savvy investor or homeowner seeking dual living spaces. Benefitting from a fenced-in yard, this proprty offers a secure and private outdoor space, perfect for various activities. Embrace the potential of this residence, offering ample possibilities for customization and improvement. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Same money contact agent for showing.

13. 2026-04-23
    price $69,500 796-char remark

    Show marketing remark (796 chars)

    Opportunity awaits at this 2-family house boasting two units, each offering 2 beds and 1 bath. Transform this space with your personal touch through desired updates. The exterior requires attention, calling for a fresh coat of paint and new siding to revitalize its crub appeal. This property presents a promising opportunity for the savvy investor or homeowner seeking dual living spaces. Benefitting from a fenced-in yard, this proprty offers a secure and private outdoor space, perfect for various activities. Embrace the potential of this residence, offering ample possibilities for customization and improvement. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Same money contact agent for showing.

14. 2026-04-13
    price $89,500 796-char remark

    Show marketing remark (796 chars)

    Opportunity awaits at this 2-family house boasting two units, each offering 2 beds and 1 bath. Transform this space with your personal touch through desired updates. The exterior requires attention, calling for a fresh coat of paint and new siding to revitalize its crub appeal. This property presents a promising opportunity for the savvy investor or homeowner seeking dual living spaces. Benefitting from a fenced-in yard, this proprty offers a secure and private outdoor space, perfect for various activities. Embrace the potential of this residence, offering ample possibilities for customization and improvement. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Same money contact agent for showing.

15. 2026-04-13
    price $89,500 796-char remark

    Show marketing remark (796 chars)

    Opportunity awaits at this 2-family house boasting two units, each offering 2 beds and 1 bath. Transform this space with your personal touch through desired updates. The exterior requires attention, calling for a fresh coat of paint and new siding to revitalize its crub appeal. This property presents a promising opportunity for the savvy investor or homeowner seeking dual living spaces. Benefitting from a fenced-in yard, this proprty offers a secure and private outdoor space, perfect for various activities. Embrace the potential of this residence, offering ample possibilities for customization and improvement. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Same money contact agent for showing.

16. 2026-02-26
    listed $99,500 Active 796-char remark

    Show marketing remark (796 chars)

    Opportunity awaits at this 2-family house boasting two units, each offering 2 beds and 1 bath. Transform this space with your personal touch through desired updates. The exterior requires attention, calling for a fresh coat of paint and new siding to revitalize its crub appeal. This property presents a promising opportunity for the savvy investor or homeowner seeking dual living spaces. Benefitting from a fenced-in yard, this proprty offers a secure and private outdoor space, perfect for various activities. Embrace the potential of this residence, offering ample possibilities for customization and improvement. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Same money contact agent for showing.

17. 2026-02-26
    listed $99,500 Active 796-char remark

    Show marketing remark (796 chars)

    Opportunity awaits at this 2-family house boasting two units, each offering 2 beds and 1 bath. Transform this space with your personal touch through desired updates. The exterior requires attention, calling for a fresh coat of paint and new siding to revitalize its crub appeal. This property presents a promising opportunity for the savvy investor or homeowner seeking dual living spaces. Benefitting from a fenced-in yard, this proprty offers a secure and private outdoor space, perfect for various activities. Embrace the potential of this residence, offering ample possibilities for customization and improvement. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Same money contact agent for showing.

18. 2026-01-01
    historical
19. 2026-01-01
    historical
20. 2026-01-01
    historical
21. 2026-01-01
    historical
22. 2025-09-06
    price $120,000
23. 2025-09-06
    price $120,000
24. 2025-09-05
    price $120,000
25. 2025-09-05
    price $120,000
26. 2025-08-05
    price $89,500
27. 2025-08-05
    price $89,500
28. 2025-08-05
    price $89,500
29. 2025-08-05
    price $89,500
30. 2025-07-21
    listed $95,900 Active
31. 2025-07-21
    listed $95,900 Active
32. 2025-07-20
    listed $95,900 Active
33. 2025-07-20
    listed $95,900 Active
34. 2025-07-18
    historical
35. 2024-01-26
    soldstatus $30,000 Sold
36. 2024-01-26
    soldstatus $30,000 Closed
37. 2024-01-11
    status Pending
38. 2024-01-11
    status Pending
39. 2024-01-05
    listed $25,000 Active
40. 2024-01-05
    listed $25,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,988 · $166/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,324
• − Mortgage interest: −$3,893
• − Property taxes: −$1,988
• − Insurance: −$348
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,022
• Taxable income: $7,981
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $6,641/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+178.0% since first listed

29 events — show timeline

• 2026-04-23 Price Changed $69,500 MiRealSource-MiMLS
• 2026-04-23 Price Changed $69,500 REALCOMP
• 2026-04-13 Price Changed $89,500 MiRealSource-MiMLS
• 2026-04-13 Price Changed $89,500 REALCOMP
• 2026-02-26 Listed $99,500 REALCOMP
• 2026-02-26 Listed $99,500 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-06 Price Changed $120,000 MiRealSource-MiMLS
• 2025-09-06 Price Changed $120,000 MiRealSource-MiMLS
• 2025-09-05 Price Changed $120,000 REALCOMP
• 2025-09-05 Price Changed $120,000 REALCOMP
• 2025-08-05 Price Changed $89,500 MiRealSource-MiMLS
• 2025-08-05 Price Changed $89,500 MiRealSource-MiMLS
• 2025-08-05 Price Changed $89,500 REALCOMP
• 2025-08-05 Price Changed $89,500 REALCOMP
• 2025-07-21 Listed $95,900 REALCOMP
• 2025-07-21 Listed $95,900 MiRealSource-MiMLS
• 2025-07-20 Listed $95,900 MiRealSource-MiMLS
• 2025-07-20 Listed $95,900 REALCOMP
• 2025-07-18 Coming Soon — MiRealSource-MiMLS
• 2024-01-26 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2024-01-26 Sold (MLS) $30,000 REALCOMP
• 2024-01-11 Pending — MiRealSource-MiMLS
• 2024-01-11 Pending — REALCOMP
• 2024-01-05 Listed $25,000 MiRealSource-MiMLS
• 2024-01-05 Listed $25,000 REALCOMP

Property tax history

+10.5%/yr

Latest (2025): $1,988 · +5686.3% YoY. Source: county tax records.